Thurston County, WA: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,9462-bedroom FMR, FY2027

$1,6561-bedroom FMR, FY2027

$98,25080% income limit, family of 4 (FY2026)

$122,800Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Thurston County is $1,946 a month, down 0.7% from $1,960 in FY2026. Thurston County belongs to the Olympia-Lacey-Tumwater, WA MSA FMR area, so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Thurston County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,586	$1,538	+3.1%	$1,428 – $1,744
1 bedroom	$1,656	$1,682	−1.5%	$1,491 – $1,821
2 bedrooms	$1,946	$1,960	−0.7%	$1,752 – $2,140
3 bedrooms	$2,541	$2,613	−2.8%	$2,287 – $2,795
4 bedrooms	$3,141	$3,288	−4.5%	$2,827 – $3,455

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Thurston County that is typically $1,752 to $2,140 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Washington has a statewide cap on rent increases. 7% plus inflation, never more than 10% in 12 months. 2026: 9.683%. 2027: 10%. Calculate the maximum increase for Washington →

Can local renters afford the fair market rent?

$62,625median income of renter households

$1,736Median gross rent, all units

33%Rent-to-income ratio (median rent ÷ median renter income)

55%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $62,625 can afford about $1,566 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,946 is $380 (24.3%) more than that. To rent a two-bedroom at the FMR, a household needs $77,840 a year under the 30% rule, or $70,056 under the common landlord rule that income must be three times the rent.

Thurston County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,736 ±$30
Median income of renter households	$62,625 ±$3,206
Renters paying 30% or more of income (cost-burdened)	55.4% ±2.8
Renters paying 50% or more (severely cost-burdened)	26.8% ±2.2
Renter households (where the share can be computed)	36,682

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,218	$1,736	+42.5%
Median renter household income	$46,871	$62,625	+33.6%
Renters paying 30%+ of income	52.7%	55.4%	+2.7 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $1,770 to $2,280 depending on the ZIP code.

All 21 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
98501	$1,570	$1,640	$1,930	$2,520	$3,120
98502	$1,530	$1,600	$1,880	$2,460	$3,030
98503	$1,600	$1,670	$1,960	$2,560	$3,160
98505	$1,530	$1,600	$1,880	$2,460	$3,030
98506	$1,450	$1,520	$1,780	$2,360	$2,960
98507	$1,590	$1,660	$1,950	$2,550	$3,150
98508	$1,590	$1,660	$1,950	$2,550	$3,150
98509	$1,590	$1,660	$1,950	$2,550	$3,150
98511	$1,590	$1,660	$1,950	$2,550	$3,150
98512	$1,610	$1,690	$1,980	$2,590	$3,200
98513	$1,790	$1,870	$2,200	$2,870	$3,550
98516	$1,860	$1,940	$2,280	$2,980	$3,680
98530	$1,390	$1,520	$1,770	$2,360	$2,960
98531	$1,390	$1,520	$1,770	$2,360	$2,960
98540	$1,590	$1,660	$1,950	$2,550	$3,150
98556	$1,610	$1,690	$1,980	$2,590	$3,200
98568	$1,390	$1,520	$1,770	$2,360	$2,960
98576	$1,390	$1,520	$1,770	$2,360	$2,960
98579	$1,390	$1,520	$1,770	$2,360	$2,960
98589	$1,390	$1,520	$1,770	$2,360	$2,960
98597	$1,510	$1,570	$1,850	$2,420	$2,990

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Thurston County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $122,800 (FY2025: $116,700, +5.2%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$25,800 +5.3%	$29,500 +5.4%	$33,200 +5.4%	$36,850 +5.3%	$39,800 +5.3%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$43,000 +5.3%	$49,150 +5.2%	$55,300 +5.2%	$61,400 +5.2%	$66,350 +5.2%	$71,250 +5.2%	$76,150 +5.2%	$81,050 +5.2%
Low income (80%)	$68,800 +5.3%	$78,600 +5.2%	$88,450 +5.2%	$98,250 +5.2%	$106,150 +5.3%	$114,000 +5.3%	$121,850 +5.2%	$129,700 +5.2%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.